Construction Estimator Pro

Complete construction estimating and cost management system. Use when preparing project estimates, bid proposals, cost breakdowns, value engineering, change order management, or construction budget tracking. Covers residential, commercial, and infrastructure projects. Trigger on 'estimate', 'construction cost', 'bid', 'takeoff', 'cost breakdown', 'change order', 'value engineering', 'construction budget', 'unit pricing', 'RSMeans'.

# Construction Estimator Pro

> Complete construction estimating methodology — from quantity takeoff to bid submission. Zero dependencies.

---

## Phase 1: Project Classification & Estimate Type

### Estimate Type Decision Matrix

| Project Stage | Estimate Type | Accuracy | Basis | Use Case |
|---|---|---|---|---|
| Concept | Order of Magnitude | -30% to +50% | SF/unit costs | Go/no-go decisions |
| Schematic | Conceptual/Budget | -15% to +30% | Assembly costs | Budget approval |
| Design Dev | Detailed | -10% to +15% | Quantity takeoff | GMP/bid preparation |
| Construction Docs | Definitive/Bid | -5% to +10% | Full QTO + subs | Lump sum bid |
| Construction | Control | Actual costs | Committed + forecast | Cost management |

### Project Brief YAML

```yaml
project:
  name: ""
  number: ""
  type: residential | commercial | industrial | infrastructure | renovation
  delivery: design-bid-build | design-build | CM-at-risk | IPD
  location:
    city: ""
    state: ""
    zip: ""
    location_factor: 1.00  # RSMeans city cost index / national average
  owner: ""
  architect: ""
  
scope:
  gross_sf: 0
  stories: 0
  site_acres: 0
  description: ""
  
schedule:
  bid_date: ""
  construction_start: ""
  substantial_completion: ""
  duration_months: 0
  
estimate:
  type: order-of-magnitude | conceptual | detailed | definitive
  base_date: ""  # Date costs are based on
  escalation_rate: 0.04  # Annual construction cost escalation
  
assumptions:
  - ""
exclusions:
  - ""
allowances:
  - item: ""
    amount: 0
```

### Project Type Quick Reference

| Type | Key Considerations | Typical $/SF Range (2024-2026) |
|---|---|---|
| Single Family Residential | Foundation type, finishes grade, energy code | $150-$400/SF |
| Multi-Family | Unit mix, parking ratio, amenities | $200-$450/SF |
| Office (Class A) | Curtain wall, MEP density, TI allowance | $250-$550/SF |
| Retail | Shell vs TI, storefront, grease traps | $150-$350/SF |
| Healthcare/Hospital | Life safety, med gas, shielding | $400-$900/SF |
| K-12 Education | Prevailing wage, hazmat, phasing | $300-$600/SF |
| Warehouse/Distribution | Clear height, slab flatness, dock count | $80-$180/SF |
| Hotel | Star rating drives finish, FF&E budget | $200-$500/SF |
| Infrastructure (road/mile) | Soil conditions, utilities, traffic control | $2M-$10M/mile |

---

## Phase 2: Quantity Takeoff (QTO)

### CSI MasterFormat Division Structure

Use CSI MasterFormat 2018 for ALL estimates. Every line item maps to a division.

| Division | Name | Typical % of Total |
|---|---|---|
| 01 | General Requirements | 8-12% |
| 02 | Existing Conditions | 1-5% |
| 03 | Concrete | 8-15% |
| 04 | Masonry | 2-6% |
| 05 | Metals (Structural Steel) | 8-15% |
| 06 | Wood, Plastics, Composites | 3-8% |
| 07 | Thermal & Moisture Protection | 4-8% |
| 08 | Openings (Doors/Windows) | 3-7% |
| 09 | Finishes | 8-15% |
| 10 | Specialties | 1-3% |
| 11 | Equipment | 1-5% |
| 12 | Furnishings | 1-5% |
| 13 | Special Construction | 0-3% |
| 14 | Conveying Equipment (Elevators) | 1-4% |
| 21 | Fire Suppression | 2-4% |
| 22 | Plumbing | 4-8% |
| 23 | HVAC | 8-15% |
| 26 | Electrical | 8-15% |
| 27 | Communications | 1-3% |
| 28 | Electronic Safety & Security | 1-3% |
| 31 | Earthwork | 3-8% |
| 32 | Exterior Improvements | 2-6% |
| 33 | Utilities | 2-5% |

### QTO Best Practices

1. **Measure twice, price once** — QTO errors cascade through the entire estimate
2. **Use consistent units** — SF for areas, LF for linear, CY for volume, EA for items
3. **Add waste factors by material:**
   - Concrete: 5-8%
   - Masonry: 3-5%
   - Drywall: 10-12%
   - Roofing: 8-10%
   - Flooring (tile): 10-15%
   - Lumber: 8-10%
   - Rebar: 5-7%
   - Paint: 10-15%
4. **Document measurement methodology** — so anyone can verify
5. **Cross-check totals** — SF of drywall ≈ 2.5-3x floor area (both sides of walls + ceilings)

### QTO Line Item Template

```yaml
line_item:
  division: "03"
  spec_section: "03 30 00"
  description: "Cast-in-Place Concrete - Elevated Slabs"
  quantity: 450
  unit: CY
  unit_cost:
    labor: 85.00
    material: 165.00
    equipment: 25.00
    subcontractor: 0.00
  total_unit_cost: 275.00
  extended_cost: 123750.00
  waste_factor: 0.07
  adjusted_quantity: 481.5
  notes: "4500 PSI, #5 rebar @ 12\" OC EW, 6\" slab"
  source: "Sub quote - ABC Concrete (02/15/2026)"
  confidence: high | medium | low
```

### Quantity Verification Cross-Checks

| Check | Formula | Flag If |
|---|---|---|
| Concrete per SF | Total CY ÷ Building SF | >0.15 CY/SF (unless heavy structure) |
| Steel per SF | Total tons ÷ Building SF | >15 PSF (unless high-rise) |
| Drywall SF | Total drywall SF ÷ Floor SF | <2.0 or >4.0 ratio |
| Electrical per SF | Electrical $ ÷ Building SF | >$35/SF (standard office) |
| Plumbing fixtures | Count vs occupancy | Missing fixtures for code compliance |
| Parking spaces | Per local code requirements | Below minimum ratio |

---

## Phase 3: Pricing & Cost Assembly

### Unit Cost Development

**Cost source hierarchy (most reliable first):**
1. **Subcontractor quotes** (3 minimum per trade) — best for bid estimates
2. **Historical project data** — adjusted for location, time, scope
3. **RSMeans/Gordian data** — industry standard reference
4. **Vendor quotes** — for specific materials/equipment
5. **Published cost guides** — Marshall & Swift, Craftsman

### Labor Cost Build-Up

```yaml
labor_rate_build_up:
  trade: "Carpenter"
  base_wage: 42.50
  fringe_benefits: 18.75   # Health, pension, vacation, training
  payroll_taxes: 8.90      # FICA, FUTA, SUTA, workers comp
  total_burden: 27.65
  burdened_rate: 70.15
  
  productivity_factors:
    weather: 1.00           # 1.0 = normal, 1.15 = winter
    overtime: 1.00          # 1.0 = straight time, 1.5 = OT
    height: 1.00            # 1.0 = ground, 1.10 = >30ft
    congestion: 1.00        # 1.0 = open, 1.15 = tight
    shift: 1.00             # 1.0 = day, 1.10 = swing, 1.15 = night
  adjusted_rate: 70.15
```

### Subcontractor Quote Evaluation

Score each sub quote (use minimum 3 per trade):

| Factor | Weight | 1-5 Score |
|---|---|---|
| Price competitiveness | 30% | |
| Scope completeness (covers all spec sections?) | 25% | |
| Qualifications/exclusions (red flags?) | 20% | |
| Past performance/reputation | 15% | |
| Bond capacity/insurance | 10% | |
| **Weighted Total** | 100% | |

**Red flags in sub quotes:**
- "As needed" or "TBD" line items (scope gap)
- Short validity period (<30 days)
- Unusual exclusions (e.g., electrician excluding wire)
- No reference to spec sections
- Price significantly below others (they missed something)

### Crew Rate Assembly

```
Crew Daily Cost = Σ(Workers × Daily Rate) + Equipment Daily Cost
Crew Daily Output = Units per 8-hour day (from labor standards)
Unit Cost = Crew Daily Cost ÷ Crew Daily Output
```

**Example — Concrete Placement Crew:**
- 1 Foreman @ $75/hr × 8 = $600
- 4 Laborers @ $55/hr × 8 = $1,760
- 1 Vibrator operator @ $60/hr × 8 = $480
- Concrete pump (daily rental) = $1,200
- **Crew Daily Cost = $4,040**
- Daily output: 50 CY
- **Unit Labor+Equipment Cost = $80.80/CY**
- Material (concrete delivered) = $165/CY
- **Total in-place cost = $245.80/CY**

---

## Phase 4: Indirect Costs & Markups

### General Conditions (Division 01) Checklist

| Item | Duration-Based? | Typical Range |
|---|---|---|
| Project Manager | Yes | $12K-$18K/month |
| Superintendent | Yes | $10K-$16K/month |
| Project Engineer | Yes | $8K-$12K/month |
| Field Office (trailer) | Yes | $1K-$3K/month |
| Temporary utilities | Yes | $2K-$5K/month |
| Temporary toilets | Yes | $200-$500/month each |
| Dumpsters/waste removal | Yes | $1K-$4K/month |
| Safety equipment/supplies | Yes | $500-$2K/month |
| Small tools & consumables | Lump | 1-2% of labor |
| Final cleaning | Lump | $0.15-$0.50/SF |
| Permits (building) | Lump | Varies by jurisdiction |
| Insurance (Builder's Risk) | Lump | 0.5-1.5% of cost |
| Performance/Payment Bond | Lump | 1-3% of contract |
| Testin